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Terms & Conditions

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TERMS AND CONDITIONS

Website: www.livignostays.com Operator: Villa Dei Fiori S.R.L. Last updated: 3 September 2025

1. INTRODUCTION AND ACCEPTANCE

Welcome to www.livignostays.com (the "Website"), owned and operated by Villa Dei Fiori S.R.L. ("Livigno Stays", "we", "us", or "our"). These Terms and Conditions ("Terms") govern your access to and use of the Website, and the property management and short-term rental booking services we offer to property owners and guests (together, "Users", "you").

By accessing the Website, creating an account, making a booking, or otherwise using our services, you confirm that you have read, understood, and agree to be bound by these Terms, together with our Privacy Policy and any additional policies referenced herein (including specific house rules for individual properties). If you do not agree with any part of these Terms, you must not use the Website or our services.

These Terms constitute a legally binding agreement between you and Villa Dei Fiori S.R.L. If you are using the Website or booking a property on behalf of another person, a company, or an organization, you represent that you have the authority to bind that person or entity to these Terms.

2. DEFINITIONS

  • "Website" means www.livignostays.com and all associated pages, subdomains, and digital tools.

  • "Property" / "Accommodation" means any apartment, villa, chalet, or other real estate unit listed, marketed, or managed by Livigno Stays and made available for short-term or long-term rental.

  • "Owner" means the individual or legal entity that owns a Property listed on the Website and that has entered into a property management agreement with Livigno Stays.

  • "Guest" means any individual who books, reserves, or stays at a Property through the Website or through Livigno Stays.

  • "Booking" means a confirmed reservation of a Property for specified dates, made through the Website, by email, by phone, or through an affiliated online travel agency ("OTA") such as Booking.com or Airbnb.

  • "Services" means the property management, booking, concierge, cleaning, maintenance, and related services provided by Livigno Stays.

  • "Content" means all text, images, graphics, logos, videos, property listings, availability calendars, pricing, and other materials published on the Website.

3. COMPANY INFORMATION

Villa Dei Fiori S.R.L. acts both as the operator of the Website and, unless otherwise specified in an individual property listing or a separate management agreement, as the property manager and/or rental intermediary for the Properties advertised on the Website.

4. SCOPE OF SERVICES

Livigno Stays provides professional property management and short-term rental services, which may include, depending on the specific arrangement with each Owner:

  • Listing and marketing of Properties across the Website and third-party booking channels;

  • Management of reservations, guest communication, and booking calendars;

  • Collection of booking payments, security deposits, and applicable local taxes (including the Livigno tourist tax, where applicable);

  • Coordination of check-in, check-out, key handover, and guest support during the stay;

  • Cleaning, linen service, and routine maintenance coordination between stays;

  • Handling of guest complaints, damage reports, and dispute resolution on behalf of the Owner;

  • Optional concierge services (e.g., ski pass arrangements, transfers, equipment rental referrals), where offered and subject to additional fees.

The exact scope of services for a given Property is determined by the individual property management agreement between Livigno Stays and the relevant Owner and may vary from property to property. Nothing in these Terms should be interpreted as extending services beyond what is agreed in writing between Livigno Stays and the Owner or Guest, as applicable.

5. WEBSITE USE AND ELIGIBILITY

You must be at least 18 years old and have the legal capacity to enter into binding contracts to use the Website and to make a Booking. By using the Website, you represent and warrant that you meet these requirements.

You agree to use the Website only for lawful purposes and in accordance with these Terms. You must not:

  • Use the Website in any way that could damage, disable, overburden, or impair its functionality, or interfere with any other party's use of the Website;

  • Attempt to gain unauthorized access to any part of the Website, other Users' accounts, or any systems or networks connected to the Website;

  • Use any automated system, including "robots", "spiders", or "offline readers", to access the Website in a manner that sends more requests than a human could reasonably produce;

  • Upload or transmit viruses, malware, or any other malicious code;

  • Use the Website to submit false, fraudulent, or misleading booking requests or reviews;

  • Copy, reproduce, distribute, or create derivative works from any Content without our prior written consent.

We reserve the right to suspend or terminate your access to the Website at our sole discretion, without notice, if we reasonably believe you have violated these Terms.

6. ACCOUNT REGISTRATION

Certain features of the Website (such as managing a booking, accessing invoices, or an Owner portal) may require you to create an account. When registering, you agree to:

  • Provide accurate, current, and complete information;

  • Maintain and promptly update your information to keep it accurate;

  • Keep your login credentials confidential and not share them with third parties;

  • Notify us immediately of any unauthorized use of your account at contact@livignostays.com.

You are responsible for all activities that occur under your account. Livigno Stays is not liable for any loss or damage arising from your failure to safeguard your account credentials.

7. BOOKINGS AND RESERVATIONS

7.1 Booking Process Bookings may be made directly through the Website's booking engine, by email, by telephone, or through third-party platforms with which Livigno Stays has a distribution agreement (e.g., Booking.com, Airbnb, Vrbo/Expedia). A Booking is only considered confirmed once Livigno Stays has issued a written booking confirmation and, where required, the applicable payment (deposit or full amount) has been received.

7.2 Accuracy of Listings We make reasonable efforts to ensure that Property descriptions, photographs, amenities, and availability calendars are accurate and up to date. However, minor discrepancies between the listing and the actual Property (such as furniture arrangement, decor updates, or minor amenity changes) may occur and do not constitute a material breach of these Terms. If a Property becomes genuinely unavailable after a Booking is confirmed (e.g., due to unforeseen maintenance issues, force majeure, or Owner circumstances), Livigno Stays will use best efforts to offer a comparable alternative Property or a full refund of amounts paid for the affected stay.

7.3 Guest Information At the time of booking and/or check-in, Guests must provide accurate personal information, including full name, contact details, and valid identification documents for all occupants, as required under Italian law for tourist accommodation registration (Pubblica Sicurezza) and for local tourist tax purposes.

7.4 Maximum Occupancy Each Property has a maximum occupancy limit specified in the listing. Exceeding this limit without prior written authorization from Livigno Stays constitutes a breach of these Terms and may result in additional charges, denial of access, or immediate termination of the stay without refund.

8. RATES, PAYMENTS AND FEES

8.1 Pricing All rates displayed on the Website are quoted in Euro (€) unless otherwise stated and, unless expressly indicated, are inclusive of applicable Italian VAT but exclusive of the local tourist tax ("imposta di soggiorno"), cleaning fees, security deposits, and any optional services, which will be itemized separately during the booking process.

8.2 Payment Schedule

  • At booking: Deposit (commonly 25%–30% of the total stay cost) to confirm the reservation

  • Balance payment: Remaining balance due no later than 30 days before check-in (or immediately if booking within 30 days of arrival)

  • Security deposit: Charged or pre-authorized separately, as described in Section 10

Exact payment terms for a specific Booking will be confirmed in the booking confirmation email and take precedence over the general schedule above in case of conflict.

8.3 Accepted Payment Methods We accept payment by major credit/debit cards and bank transfer, through secure, PCI-DSS-compliant payment processors. We do not store full payment card details on our servers.

8.4 Late or Failed Payments If the balance payment is not received by the due date, Livigno Stays reserves the right to treat the Booking as cancelled by the Guest, and the cancellation policy set out in Section 9 will apply.

8.5 Currency and Bank Charges Any bank transfer fees, currency conversion charges, or intermediary bank fees are the responsibility of the paying party. Livigno Stays is not responsible for exchange rate fluctuations between the time of booking and payment.

9. CANCELLATION, MODIFICATION AND NO-SHOW POLICY

Unless a different policy is expressly stated for a specific Property or promotional rate at the time of booking, the following general cancellation policy applies:

  • 14 days or more before check-in: Full refund of amounts paid, minus any non-refundable booking fee

  • Less than 14 days before check-in: No refund

  • No-show / early departure: No refund for unused nights

Modifications to confirmed Bookings (change of dates, duration, or Property) are subject to availability and must be requested in writing to contact@livignostays.com. Livigno Stays will make reasonable efforts to accommodate modification requests but cannot guarantee availability, and rate differences may apply.

We strongly recommend that Guests purchase independent travel/cancellation insurance to cover unforeseen circumstances, including illness, travel restrictions, or adverse weather conditions affecting travel to Livigno.

Bookings made through third-party OTAs (e.g., Booking.com, Airbnb) are subject to the cancellation policy displayed on that platform at the time of booking, which may differ from the policy above.

10. SECURITY DEPOSIT

For most Properties, a refundable security deposit is required to cover potential damages, excessive cleaning needs, missing inventory, or breach of house rules. The deposit may be collected as a direct charge or as a pre-authorization hold on a credit card, and the amount will be specified in the booking confirmation.

The security deposit (or any remaining balance after deductions) will be released or refunded within 7–14 days after check-out, provided that:

  • No damage to the Property, furnishings, or common areas has occurred;

  • All keys, access cards, and remote controls have been returned;

  • The Property has been left in reasonably clean and orderly condition (excluding normal wear and tear and standard end-of-stay cleaning covered by the cleaning fee);

  • No additional charges (e.g., missing items, excessive utility use, unauthorized guests, or fines resulting from breach of house rules) have been incurred.

If damages or additional costs exceed the security deposit, Livigno Stays reserves the right to charge the Guest's payment method on file for the additional amount and/or pursue recovery through appropriate legal means, and will provide the Guest with a written explanation and supporting documentation (e.g., photos, repair invoices) of any deductions.

11. CHECK-IN / CHECK-OUT

Standard check-in time is from 4:00 PM and standard check-out time is by 10:00 AM, unless otherwise agreed in writing. Early check-in or late check-out may be arranged in advance, subject to availability and possible additional charges.

Guests must follow the specific check-in instructions provided prior to arrival (self-check-in via lockbox/smart lock, or in-person key handover). Guests are responsible for promptly reporting to Livigno Stays any pre-existing damage or issues discovered at check-in; failure to do so within 24 hours of arrival may result in the Guest being held responsible for such damage at check-out.

12. GUEST OBLIGATIONS AND HOUSE RULES

Guests agree to:

  • Use the Property solely for residential/holiday purposes, in a careful and responsible manner, and not for any illegal, commercial, or hazardous activity;

  • Comply with the specific House Rules provided for each Property (which may include rules on smoking, pets, parties/events, noise levels, and maximum occupancy) and which form an integral part of these Terms;

  • Respect quiet hours and neighbours, in accordance with local regulations and condominium rules where applicable;

  • Not sublet, re-let, or otherwise transfer the Property to any third party without prior written consent from Livigno Stays;

  • Immediately report any damage, malfunction, or safety issue to Livigno Stays;

  • Vacate the Property by the agreed check-out time and leave it in a reasonably tidy condition;

  • Comply with all applicable local, regional, and national laws during their stay, including regulations specific to the Municipality of Livigno and the Lombardy Region.

Breach of house rules, illegal activity, or conduct that causes disturbance, damage, or risk to the Property, neighbours, or other guests may result in immediate termination of the stay without refund, and may give rise to additional charges or legal action.

Smoking: Unless expressly indicated otherwise in the listing, all Properties are non-smoking indoors. A cleaning/deodorizing surcharge will apply if this rule is violated.

Pets: Pets are permitted only in Properties expressly marked as pet-friendly and may be subject to an additional fee and specific conditions.

Events and parties: Unless separately authorized in writing, Properties may not be used to host parties or events.

13. PROPERTY OWNER OBLIGATIONS

Where Livigno Stays acts as property manager on behalf of an Owner, the Owner agrees to:

  • Ensure the Property complies with applicable safety, health, fire, and tourist-accommodation regulations, including possession of any required licenses, CIR/CIN codes, or municipal authorizations for short-term rental activity;

  • Maintain adequate property and liability insurance covering the Property and its contents;

  • Keep the Property, its furnishings, and equipment (including appliances, heating, and safety devices) in good, safe working order;

  • Provide Livigno Stays with accurate and updated information regarding the Property, including any restrictions, condominium rules, or access limitations;

  • Grant Livigno Stays the necessary authority to manage bookings, collect payments (where applicable), coordinate maintenance, and interact with Guests on the Owner's behalf, as further detailed in the individual property management agreement.

The specific commercial terms of the relationship between Livigno Stays and each Owner (including management fees, revenue share, and division of responsibilities) are governed by a separate, individually signed Property Management Agreement, which supplements and, in case of conflict regarding the Owner relationship, prevails over these Terms.

14. DAMAGES, LIABILITY AND INSURANCE

Guests are financially responsible for any loss, theft, or damage to the Property, its furnishings, fixtures, or equipment caused by themselves, members of their party, or their visitors during the stay, beyond normal wear and tear. Such costs may be deducted from the security deposit or separately invoiced, as described in Section 10.

Livigno Stays strongly recommends that Guests hold valid personal travel and liability insurance, and that Owners maintain comprehensive property insurance, including coverage for short-term rental activity, fire, water damage, theft, and third-party liability.

Livigno Stays does not provide insurance coverage for Guests' personal belongings, vehicles, or third-party property brought onto the Property, and accepts no liability for their loss, theft, or damage, except where caused by the proven negligence or willful misconduct of Livigno Stays or its staff.

15. FORCE MAJEURE

Livigno Stays shall not be held liable for any failure or delay in performing its obligations under these Terms where such failure or delay results from circumstances beyond its reasonable control, including but not limited to: natural disasters, extreme weather conditions, fire, flood, avalanche, epidemic or pandemic, governmental restrictions or travel bans, strikes, war, terrorism, civil unrest, power or utility outages, or failure of third-party suppliers or booking platforms ("Force Majeure Event").

In the event of a Force Majeure Event affecting a confirmed Booking, Livigno Stays will, where reasonably possible, offer the Guest the choice of rebooking for alternative dates or a credit voucher. Cash refunds in Force Majeure situations are considered on a case-by-case basis and are not guaranteed, particularly where costs have already been incurred by the Owner or Livigno Stays.

16. RIGHT OF WITHDRAWAL

Pursuant to Article 59, paragraph 1, letter n) of the Italian Consumer Code (Legislative Decree No. 206/2005), the statutory right of withdrawal applicable to distance contracts does not apply to accommodation services booked for a specific period, as these fall under the exemption for services related to accommodation, transport, and leisure activities provided for a specific date or period. Accordingly, once a Booking is confirmed, it is governed by the cancellation policy set out in Section 9 above, and not by the general 14-day withdrawal right applicable to other distance-sale consumer contracts.

17. INTELLECTUAL PROPERTY

All Content on the Website, including but not limited to text, graphics, logos, the "Livigno Stays" name and branding, photographs, property descriptions, and software, is the property of Villa Dei Fiori S.R.L. or its licensors and is protected by Italian and international copyright, trademark, and other intellectual property laws.

You may view, download, and print Content solely for your own personal, non-commercial use in connection with evaluating or making a Booking. You may not reproduce, republish, distribute, modify, create derivative works from, publicly display, or otherwise exploit any Content for commercial purposes without our prior written consent.

18. THIRD-PARTY LINKS AND SERVICES

The Website may contain links to third-party websites, booking platforms, payment processors, or services (e.g., OTAs, ski schools, transfer companies, restaurants) that are not owned or controlled by Livigno Stays. We are not responsible for the content, accuracy, privacy practices, or terms of use of any third-party websites or services. Your use of any third-party website or service is at your own risk and subject to that third party's own terms and conditions.

19. PRIVACY AND DATA PROTECTION

Livigno Stays processes personal data in accordance with Regulation (EU) 2016/679 (the "General Data Protection Regulation" or "GDPR") and applicable Italian data protection legislation (Legislative Decree No. 196/2003, as amended). Details on what personal data we collect, how we use it, the legal bases for processing, data retention periods, and your rights (including access, rectification, erasure, restriction, portability, and objection) are set out in our separate Privacy Policy, available on the Website.

Personal data collected during the booking process (including identification documents, where legally required) may also be shared with local police authorities in compliance with Italian public security regulations regarding the registration of guests in tourist accommodation, and with tax authorities for the purposes of tourist tax collection and reporting.

For any privacy-related requests or questions, please contact us at contact@livignostays.com.

20. COOKIES

The Website uses cookies and similar tracking technologies to improve functionality, analyze traffic, and personalize content, including booking-engine functionality and marketing analytics. Details on the types of cookies used, their purpose, and how to manage your preferences are provided in our separate Cookie Policy, accessible via the cookie banner and the Website footer.

21. REVIEWS AND USER CONTENT

Guests may be invited to submit reviews or feedback about their stay. By submitting a review, you grant Livigno Stays a non-exclusive, worldwide, royalty-free license to use, reproduce, and publish such content on the Website and on our marketing/social media channels. You agree that any content you submit will be truthful, accurate, and will not contain defamatory, offensive, or unlawful material. We reserve the right, but not the obligation, to moderate, edit, or remove any submitted content at our discretion.

22. LIMITATION OF LIABILITY

To the maximum extent permitted by applicable law, Livigno Stays' total liability arising out of or in connection with a Booking or the use of the Website shall not exceed the total amount paid by the Guest for the relevant Booking. Livigno Stays shall not be liable for any indirect, incidental, special, or consequential damages, including loss of enjoyment, loss of income, or travel-related expenses (such as flights or transfers), arising from cancellations, Property unavailability, or service interruptions, except where such liability arises from our gross negligence or willful misconduct, or in cases where liability cannot be lawfully limited or excluded (such as liability for death or personal injury caused by negligence, or liability which cannot be excluded under mandatory Italian consumer protection law).

The Website and its Content are provided on an "as is" and "as available" basis. While we take reasonable care to ensure the Website functions correctly, we do not warrant that it will be uninterrupted, error-free, or completely secure.

23. INDEMNIFICATION

You agree to indemnify and hold harmless Villa Dei Fiori S.R.L., its directors, employees, agents, and affiliated Property Owners from and against any claims, liabilities, damages, losses, and expenses (including reasonable legal fees) arising out of or in any way connected with: (a) your breach of these Terms; (b) your violation of any applicable law or third-party right; (c) any damage caused to a Property, its contents, or third parties during your stay; or (d) any content you submit to the Website.

24. COMPLAINTS AND DISPUTE RESOLUTION

We are committed to resolving any issues promptly and fairly. If you have a complaint regarding your Booking, stay, or the Website, please contact us as soon as possible, and in any event within 7 days of check-out, at contact@livignostays.com, providing full details and, where relevant, supporting photographs.

If a dispute cannot be resolved informally, and you are a consumer resident in the European Union, you may also refer the matter to the European Commission's Online Dispute Resolution ("ODR") platform, available at https://ec.europa.eu/consumers/odr, or to the competent Italian mediation/conciliation bodies, prior to initiating court proceedings, in accordance with Italian consumer mediation regulations (Legislative Decree No. 28/2010, as amended).

25. GOVERNING LAW AND JURISDICTION

These Terms are governed by and construed in accordance with the laws of the Republic of Italy, without regard to its conflict-of-law principles.

For Users acting in a professional/business capacity, any dispute arising out of or in connection with these Terms shall be subject to the exclusive jurisdiction of the Court of Benevento, Italy.

For Users qualifying as "consumers" under the Italian Consumer Code, the mandatory jurisdiction of the consumer's place of residence or domicile in Italy (foro del consumatore) shall apply, where such mandatory consumer protection rules are applicable and cannot be derogated from by agreement.

26. SEVERABILITY

If any provision of these Terms is found to be invalid, illegal, or unenforceable by a court or authority of competent jurisdiction, that provision shall be deemed modified to the minimum extent necessary to make it valid and enforceable, or, if it cannot be so modified, shall be severed from these Terms. The remaining provisions shall continue in full force and effect.

27. AMENDMENTS TO THESE TERMS

We reserve the right to update or modify these Terms at any time, at our sole discretion, to reflect changes in our services, legal or regulatory requirements, or business practices. The updated Terms will be posted on this page with a revised "Last updated" date. Material changes affecting an already-confirmed Booking will not apply retroactively to that Booking unless required by law or otherwise agreed with the Guest. Your continued use of the Website following the posting of changes constitutes your acceptance of the revised Terms.

28. ENTIRE AGREEMENT

These Terms, together with our Privacy Policy, Cookie Policy, any specific House Rules applicable to a Property, and (where applicable) the individual Property Management Agreement or Booking confirmation, constitute the entire agreement between you and Villa Dei Fiori S.R.L. with respect to the subject matter herein, and supersede any prior agreements, representations, or understandings, whether written or oral.

29. CONTACT INFORMATION

For any questions, requests, or complaints regarding these Terms or our Services, please contact us at:

© 2026 Villa Dei Fiori S.R.L. — All rights reserved. 

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